Property Summary: 480 Campbell Street, Winnipeg

Key Characteristics & Appeal

This is a classic 1940s home in the established North River Heights neighbourhood, offering a practical entry point into a desirable area. Its key appeal lies in its balance of a decent-sized lot (4,800 sqft) with a manageable, smaller living space (922 sqft), resulting in an assessed value that is competitive city-wide. The home presents a clear value proposition: you are purchasing location and land, with the house itself representing a canvas for renovation or a comfortable, low-maintenance footprint.

The data suggests it suits specific buyer profiles well. First-time buyers or downsizers may appreciate the relatively lower price point for the neighbourhood, allowing them to secure a location they want without paying for excess square footage. It’s also a potential fit for a strategic investor or hands-on buyer who sees value in the lot size and the opportunity to update a character home over time, as its living area is notably smaller than most comparables in the immediate area and city.

A less obvious perspective is that this property represents a "right-sized" option in an era of increasingly large homes. Its below-average living area compared to neighbours could translate to lower utility costs and less upkeep. Furthermore, its city-wide assessed value ranking (Top 37%) is stronger than its neighbourhood ranking (Top 71%), indicating you get more value for your assessment dollar compared to the broader Winnipeg market than you do within North River Heights itself.

Frequently Asked Questions

1. Is the living space too small for a family?
At 922 sqft, the living area is below average for the street, neighbourhood, and city. It would likely suit a small family, a couple, or an individual comfortably. The generous lot size provides potential for future expansion, subject to permits and zoning.

2. How does the assessed value compare to recent sale prices?
The home was sold in late 2023 for an estimated $400k-$450k, which aligns closely with its current $404k assessment. This suggests the assessment is grounded in recent market activity.

3. What should I consider with a home built in 1940?
While the building's age is typical for the area, a 1940 build means crucial systems like wiring, plumbing, and the foundation should be carefully inspected. This age also often comes with solid construction and character, but may require modernizing.

4. The data shows the value is "below average" for North River Heights. Why?
The assessed value is below the neighbourhood average primarily because the home's living area is significantly smaller than the typical North River Heights house. You are paying for a premium location, but on a smaller and potentially more efficient scale.

5. Can I get the exact historical sale price?
The public data shows a sale price range. To obtain the exact, verified sale figure, you must request it directly via email from the site provider, as they manually look up and provide this detail outside of the public system.